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All Forum Posts by: Jason Turgeon

Jason Turgeon has started 14 posts and replied 237 times.

Post: Non - permitted work, what are my risks?

Jason TurgeonPosted
  • Realtor
  • Boston, MA
  • Posts 242
  • Votes 273

I wouldn't worry about putting the sellers at risk. They're the ones trying to pawn off an illegal, unpermitted basement apartment on you, and they are the ones who made an offer on another house without having a clear plan to unload their current property. None of that is your problem.

Typically the town will only act if they find out about the violation. It's unclear to me what would trigger them finding out about it in the sale process. However, your bank will be more likely to care about the legality of the additional unit. They are the ones you need to keep happy. If the property is being financed as a SFH, they will want only 1 kitchen. If it is financed as a multi, they will want legal units to support the rents that you are planning on collecting to pay the mortgage. Was the extra unit accounted for in the listing and does the bank plan on lending based on it being there?

BTW, you should have a buyer's agent and an attorney at this point in the deal. These are questions that should really be directed to the professionals on your team.

Post: Non - permitted work, what are my risks?

Jason TurgeonPosted
  • Realtor
  • Boston, MA
  • Posts 242
  • Votes 273

Hi Zarah,

I agree with @Mark Terry. If the illegal basement unit is just a bonus and you can live without it and still have a deal, don't worry about it. If the deal hinges on you renting out that basement unit, then walk away from the deal. 

Often I have seen that the town will make you pull out the kitchen (usually this means removing the stove) and possibly pull permits to get the remaining work inspected. Of course if the work wasn't done well, this can mean hiring people to come back in and fix all the mistakes. Since you can't say for sure what will happen, you should plan for the worst case scenario (fully demo the illegal unit).

Post: Strip center redevelopment

Jason TurgeonPosted
  • Realtor
  • Boston, MA
  • Posts 242
  • Votes 273

Looks awesome! Hopefully when it's all done you can share some of the costs and projected revenues.

Post: Are EARLY RISERS MORE SUCCESSFUL than those who sleep in?

Jason TurgeonPosted
  • Realtor
  • Boston, MA
  • Posts 242
  • Votes 273

There is a mountain of research on this topic. It's usually framed as "owls" (night people) vs "larks" (morning people). Here's one good summary article: https://www.fastcompany.com/30...

I'm an owl. I despise mornings. Left to my own devices, I stay up until 3ish, sleep until 10ish, and get my best work done after dinner. I can't do that because of my W2 job, dog, and 1 year old son, so I am tired - exhausted, falling asleep at my desk, wiped out tired - all day at work, then I get home and perk up and have to force myself into bed at midnight for a 6am alarm. Anyone who tells me that this makes me more productive or a better employee is completely insane. I am miserable on this schedule, and it shows in my productivity and work.

I've heard people talk about good insurance many times. I have had a hard time convincing my real estate agent (specialize in homeowner stuff, not investor stuff) to give me investor-specific insurance. 

Who are you all using for insurance and what are the limits and types of investor-specific clauses we should be asking for?

Post: Title company in North shore MA.

Jason TurgeonPosted
  • Realtor
  • Boston, MA
  • Posts 242
  • Votes 273

You really don't need to have your own contracts in Mass. Everyone uses one of the 3 standard forms offered by the various realtor branches, even if they aren't dues paying realtors, for the offer. Purchase and sale agreements are negotiated by the attorneys based on the content of the offer. Attorneys handle the closings and all documents. 

I use Dorner Law for everything I do in Mass. She's north of Boston but geography doesn't matter much since you rarely need to actually meet your attorney. 

It would actually be really helpful if people could share their recent quotes/actual costs and regions. One of the hardest parts of this game is trying to figure out how much to budget for various renovations or new construction.

@Sam B. mentioned in his posts about Houston that he could do a cosmetic renovation for $18/sf and full gut for $40/sf.

A very experienced rehabber I was talking to in Boston the other day told me he budgeted $175/sf for his full guts here. My own renovation a couple of years ago that was a partial gut came in over $100/sf and we didn't touch the exterior or HVAC. Not sure how much more to add a completely new structure but site work, foundation, framing, and connections to utilities add up. I can't imagine anyone building a quality product for under $200/sf in this town.

Post: NOT going to college, what should I do?

Jason TurgeonPosted
  • Realtor
  • Boston, MA
  • Posts 242
  • Votes 273

I took a year off after high school on deferred admission. Decided I wasn't quite ready for school yet and my 1 year deferred admission turned into 9 years. During those 9 years I made about every mistake you can make. I was having fun, but I was also completely lost. I was always the youngest one anywhere I went, often by 10 or 20 years, and to be frank I was probably annoying as *(&! to the people I was working with. 

Here's what I haven't seen anyone talking about on this thread. When you're 17-22, you need to be around other people your own age. Being the youngest person everywhere I went, being treated like a kid all the time, that had an impact on me that lasted for years. No one talks about it, but I suspect that's one big reason we push our young people into military service or college (or if you go into the trades, an apprenticeship program). It's because there are a few years where you are old enough to make it on your own and be out of your parents' house, but still figuring stuff out. 

Yes, you CAN be successful in life without college or the military. But there is a major social aspect to those years in life that you will be missing out on. And I can tell you that going back to college just a few years after that window in time is not at all the same. You only get one chance at those years. Much of what you get out of college is tied to the social part of it. You're surrounded by other people roughly your own age. They're doing amazing things, and they're willing to invite you to do those things. There's a pool of people for you to date. You are in a safe place to experiment with life (change your major? no problem. Break up with a girlfriend? It happens. Get too drunk? It's tolerated, because you're learning. etc., etc.). That, more than anything, is what you miss out on by not spending time in a place with people your own age.

So as a guy who once sat in your shoes, here's what I wish I had done differently. I wish I had taken only 1 or 2 years off instead of 9, so that I would have gotten that social aspect which is such an important part of school. I wish I had gone to school in a really inexpensive place to live and gone to a really inexpensive school and taken out way fewer loans. I wish I had bought a house near campus and rented it to my buddies and lived rent free or even made a small profit while building equity and learning how to be a landlord/homeowner. I wish I had studied computer science, because it pays so much better than what I do now and would have launched me into an income category where I could get started in real estate years earlier.

But here's what I don't regret. I don't regret taking time off between school and college, I just didn't need quite that much time. I don't regret going to school, even though it left me in debt and I never really got to work in my field. Even being the old man at school, I still made lifelong friends and met my wife, and that alone is worth the student loan payment. And yes, I took on debt, but I went from making $16/hour with no benefits doing manual labor before college to $100k/year with amazing benefits sitting in an air conditioned office after college, and that put me in a position to get started in real estate. The boost in income and quality of life more than makes up for the loans. And I don't regret walking out of a Navy recruiter's office when I was 17, since I turned out to be way too independent and contrarian for the military.

So it's just my 2c, but don't rule out college entirely. Take a year or two off after high school if you want. But there's more to college than just career prep. There's a huge value to being encouraged to learn and experiment and surrounding yourself with other fun, interesting people your own age. Find a way to make college affordable by thinking creatively (foreign schools, cheap state schools, landlording during school, etc.). But you've got the entire rest of your life to make money. You only get to be in your late teens/early 20s once.

Post: Buying an old bank and removing the safe

Jason TurgeonPosted
  • Realtor
  • Boston, MA
  • Posts 242
  • Votes 273

Reuse the vault, as others have said. It's pretty common in old bank repurposes. I had a colleague who had his office in a vault, it was an amazing space. He commented that he got daily headaches until he figured out he needed to add extra ventilation, though. Might make an amazing walk in closet in a residential space. 

Great thread. I have mixed feelings about AirBnb. 

On the down side, it takes apartments out of service for residents and turns them into hotel rooms, thereby screwing with supply and demand and making housing less affordable for people who live there. It allows people to run unlicensed hotels, and there are a lot of reasons that hotels have so many rules in their licensing and zoning, which will someday blow up with epidemics of bedbugs, bad fires that kill people, etc. It brings tourists into what used to be residential neighborhoods and really messes up the dynamics of the neigbhorhood (I see this in my own neighborhood, which has tons of airbnbs). Tourists don't contribute to a thriving community the same way long term residents do. For these and other reasons, I expect there to be a continued backlash against short term rentals across the country as more and more residents get fed up with higher housing prices, loud parties, parking issues, general disrespect for the community, etc. And very few STR landlords are doing a good job managing their properties, so issues are rampant.

On the up side, hotels have created this problem by going for higher-end properties in huge anonymous towers. There are lots of people who want more affordable places to stay, want to have large groups that aren't conducive to hotel rooms, want to experience the local feel of a place and not stay in an area zoned for big hotels, etc. These people used to stay in bed and breakfasts, but STRs have opened up a whole new world of travel. I (reluctantly) stay in them now that we have a kid and want to do family trips with the grandparents and other family. But I always stay in hotels when I'm traveling solo. Another upside is that they are profitable for property owners (although that's a downside for renters and people who want to buy a vacation home for personal use).

Am I criticizing you for doing this? Not at all, you are acting in an economically rational way and it sounds like you are being a responsible property owner. I hope you make a ton of money. But I don't think everyone should just go all-in on STRs. There are legitimate concerns about their impacts on housing markets and neighborhoods, and those concerns are starting to be addressed through legislation that could really impact investors who find that the rules have changed after they buy.

I would also caution about getting too deeply invested in Wilmington. One good hurricane and you could lose everything. Insurance might help, but it won't make you whole and it won't replace all that lost income. Keep a few properties in an area a couple of hundred miles away as a backup.